As the ocean keeps rising, people keep wondering about buying close to the water. While the Sunset Beach area has plenty of oceanfront and waterfront homes, there are better choices than others. Here are 5 important things to know before you buy a home near the water.

#1. Due Diligence.

Many home buyers don’t really know this term but it’s used a lot in real estate. It means to “take reasonable steps to satisfy a legal requirement, especially in buying or selling something. A comprehensive appraisal of a product or property to establish its assets and liabilities and to evaluate it’s potential.” Basically, you’ll want to know the integrity of the house and its location. Consider checking with the state’s geological survey to make an informed decision on the property before you buy.

#2. Check Flood and Hurricane Zones.

Research the hurricane and flood chances for an area. You should also consider insurance and take preventative measures to protect your home. (Read more on protecting your oceanfront home) You can ask your real estate professional about the flood rules, zones and know the evacuation routes before buying.

#3. Remember maintenance.

It takes a little more work to maintain a waterfront, oceanfront or beachfront home. Salt water can wreak havoc on cars, houses, and property. You may have to continuously maintain stainless steel, wood, and windows. You should factor these costs into your oceanfront property.

#4. Keep your home secure.

Oceanfront property is subject to burglaries more than many homes typically due to the fact that the beach is public property. Many homes lack proper fencing and security. Consider investing in additional locks and security systems.

#5. Your home may not be as private as you want.

Many beaches in Brunswick County are public and if you plan on buying on the beach, be prepared for anyone to go wandering by your home. While this is no big deal to some, to others it may be an invasion of privacy. Keep this in mind.

Buying a waterfront, oceanfront or beachfront home is a great option IF you know the risks and issues that come along with it. We love our home and if you would like more information on homes on the Intracoastal waterway or on the beach, contact us today.

Right now is a great time to be investing in property. The markets are up all across the country and while many markets have certainly bounced back to pre-recession days, the rest are certainly on their way.If you’re planning on investing in beachfront property whether for your own investment purposes, vacation property or rental investment, it’s best to know as much about the property as possible and any situations or concerns about the process.

If you love the beach, you’re likely to want to buy on or near it. The Sunset Beach and Brunswick County has beautiful options all up and down the Intracoastal waterway. But there are some issues and concerns to be aware of before jumping in. Here are our top tips for investing in beachfront property.

#1. Understand Insurance Costs

Insurance is going to be different for a waterfront home verses one far from the beach. Oceanfront is even more tricky as homes are subject to the harsh elements of the sea. Salt water and storms have the potential to wreak havoc on properties and you’ll want to make sure you’re covered, just in case.

#2. Will your home keep the perk it has?

What I mean by this is, will your home still have all the amenities and perks it had when you bought it when it comes time to sell or in the future? This means, are developments going up around the home, diminishing your view? Will the development cause an issue in the future? Does the beach have a tendency to erode causing problems for your beach access? Talk to neighbors about their concerns and make sure you have at least a good sense of where the area is going in the future.

#3. Check for any and ALL water damage.

Water damage is one of the biggest issues when it comes to beachfront homes. Not just from rain but salt sea spray, high tides, etc.. Make sure the previous owner has been vigilant in maintaining the property otherwise you might have a heap of problems to deal with once you own the home. Check the roof, foundation or stilts and make sure your inspector knows to check for these things as well. Choose an inspector that is proficient in waterfront and beachfront homes and properties, especially for your area. They should be able to tell if the home has been maintained properly or how you can prevent further damage in the future.

#4. Financing

Financing a home that is not your primary residency can be more expensive. You will most likely need a conventional loan with at least 20% down if not more. Talk to your lender about the options and if you need additional coverage for homeowners insurance. Be as honest as you can about the property and your needs and you’re more likely to get the best deal possible.

Buying and investing in a beachfront home is a great way to vacation on the beach for less, all the while building your equity. But poor planning could cost you big time. Plan ahead, understand all the issues involved and you’ll be enjoying your beach house for years to come.

Thank you to Don Payne with Vision Realty for his guest post this week. Visit Don’s site for information on investing in real estate, financing and more. Contact us for information on buying a waterfront home on the coast in North or South Carolina!

Living along the beach in Brunswick County means there could be a possibility of flooding. Most Oceanside homes are built on stilts to protect the property in case of high tide or mild tsunamis but there are ways to prepare for a flood, react to a flood and tips on finding the right flood insurance.

First up, it’s important to know what your homeowners insurance covers. If you purchase your home through financing the bank will want to make sure that the property has the proper insurance. Many homeowners insurance is don’t cover flooding and there may be stipulations and restrictions. The federal government offers a disaster assistance only when the president declares a major disaster for a particular area. Most homeowners insurance policies do not cover flood insurance as a standard coverage. It may cover it if you have a leaky pipe but not an act of God.

Flood insurance usually does not cover everything and may top out at around $250,000. If you want extra coverage for your personal belongings you’ll need to have a specific request for these things. Usually, there’s a 30 day waiting period for coverage so you don’t want to get flood insurance the weekend before a major storm.

Also a good idea to talk to neighbors in a particular area that might be susceptible to flooding. If you’ve lived in the home for decades you probably know the weather strategies, but if you’re new to the area, speaking with neighbors, especially those that have lived in the area for a long time, may be able to answer questions and give you some tips on particular insurance.

Floodplains and maps can change over time and you may not of been in a flood zone initially when you purchase the property but you may be now. Be sure to check with flood smart.gov for maps on flood zoning.

Flood insurance is not always expensive. It may be quite inexpensive based on where you are and the value of your possessions. It can cost as little as $130 a year for $20,000 of rebuilding coverage and $8000 and contents for your main home if you’re in a low risk area. However, high risk areas and the top coverage can cost upwards of $8000 a year in high coastal areas.

One major myth to oceanfront property is the belief that flood insurance programs subsidize beachfront homeowners, which is not true. “Five of the top 12 states with the most number of years in which claims exceeded premiums are in the Midwest from 1978 to 2007. And many of these states hardest hit by floods are nowhere near the beach.” [Source]

To protect your home before a flood hits you want to install backflow valves or standpipes to prevent sewer lines from backing up. Elevate your appliances such as a washer, dryer, furnace, water heaters and electrical wiring on concrete blocks. Install a sump pump system if you have below grade floors (which most oceanfront homes do not have). And finally, consider installing a flood detection device that sounds an alarm if it senses water. These can be placed near the foundation footing of many homes.

Buying and oceanfront home is an exciting undertaking and can be rewarding for many years to come but it is simply wise to plan ahead, understand the risks and make sure that you’re covered for the right amount of replacement.

For more information about buying oceanfront property, homes and land in Brunswick County North Carolina please contact us at any time.

Sunset Beach North Carolina is spaced out with residential homes being on the ocean side and then across the intracoastal waterway Residential, golf courses and modern commerce. The unique island style plot of land that falls along Fox Creek and the intracoastal waterway and the Atlantic Ocean is home to roughly 400 or 500 properties. Those that face the waterway have extensive docs out into Fox Creek. Those that face the ocean have wind buffers and long boardwalks out to the beach close to the Sunset Beach fishing Pier.

Main Street runs east and west parallel to the ocean and home start about $400,000. There are more homes inland between sixth Street and 40th St. priced from $300,000. Oceanfront homes tend to run a little bit pricier between $450,000 and $1 million. Lots are around 7500 ft.² and homes were built in the 1970s and early 1980s. The majority of these homes feature 2 to 4 bedrooms, 2 to 3 bathrooms and between 1100 ft.² and 2200 ft.². Most of these homes offer beautiful views of the Atlantic Ocean and the sandy beach is just an easy walk away. Residents are usually close to Bird Island and other natural preserves.

Area amenities when you choose an oceanfront home in Sunset Beach include biking and walking trails, boating and aquatic activities, an area boat ramp and dock, golf close by and of course, fishing.

Sunset Boulevard runs north and south straight out to the Pier so if you’re looking for home close to this Pier, you’ll want homes on first or second street or 27th and 28th St. Sunset Boulevard is the deciding street between East and West. Many of these homes are smaller cottages, vacation homes or second properties for many Sunset Beach residence.

Residents that choose a home along Main Street in Sunset Beach North Carolina utilize the local school district and are usually served by Monroe elementary, Shallotte middle school and West Brunswick high school, all of which are within 5 to 10 miles away.

For a complete list of all oceanfront homes in Sunset Beach North Carolina please contact us at any time. Browse our website for more oceanfront property information and when you’re ready, let us know and we would be happy to offer free showing of any properties for sale in the area.

For all of us living on the East Coast, especially along the water, buying an oceanfront property is not something to take lightly. You need to know about buying oceanfront property, concerns and protection for the home and any details you may not have had with a land-locked property.

Insurance:

Insurance is different for oceanfront and waterfront homes. If you’re buying a cottage, condo, villa or single family home, you’re going to need the right insurance for flooding, hurricane or any other water and wind related damage that could occur. You certainly don’t want to have issues that are beyond insurance repairs should the unthinkable happen.

If you’re buying in an association, ask about the condition of the finances and what responsibility you have over your home and what responsibility the association carries.

Maintenance:

Saltwater air can wreak havoc on a home so you’ll want to make sure that the salt content of the air, which can increase the maintenance of your home is something you’re willing to deal with. This means that any rust on metal objects including your vehicles and around your home could be a problem.

Deterioration and erosion may happen more quickly the closer you live to the ocean. This is something not only to consider in insurance but in general maintenance when you live there. If you’re planning on a vacation or second home, these are items that you may not have to deal with but every six months, but again, because you can’t get to the property on a regular basis you may have more maintenance when you do visit.

Ocean access:

You may be dealing with public access rights if you live along the ocean where there is a public beach. If you’re looking for a private beach you want to check with each listing individually to make sure that you have private access to your own beach or whether there is public easement. You may or may not want the general public wondering in front of your house every day.

Use a Waterfront Specialist:

There are many little nuances to buying a waterfront or oceanfront home but the best place to start is to use a real estate specialist that knows oceanfront property. As Sunset Beach NC real estate specialists we focus on oceanfront homes all up and down the North and South Carolina area. We’ve sold hundreds of homes and can help you find and purchase the right waterfront home that you can feel confident about.

What our clients say

Zillow – WOIDATRC

"Real estate transactions are usually involved and this was no exception. From our first meeting to the final script on...

5.0

2017-12-19T22:13:46+00:00

"Real estate transactions are usually involved and this was no exception. From our first meeting to the final script on the purchase contract, Frank and Karen were extraordinary examples of sterling professionalism, care, and concern. Tell me how many buyer brokers would make trips to the potential purchase to check on progress and assure all was in order without being asked. Frank and Karen did. Tell me how many would go the extra mile sans any solicitation to protect the buyers interest during each and every step of a transaction. Frank and Karen did. Tell me how many people have earned your implicit trust for their consistent honesty and integrity. Frank and Karen did. Frank and Karen were expert at developing and maintaining a relationship--a rare talent these days, and more important to us than the actual purchase itself. My wife and I gained more than a new home -- we gained genuine friends. Frank and Karen are consummate buyer brokers and we cannot recommend them highly enough. Frank and Karen, thank you both for the pleasure of having made your acquaintance and for all of your assistance. R & L."

http://sunsetbeachandbeyond.com/testimonials/zillow-woidatrc/

Steve & Jean DeVito

“The Bakers treated us like family during our whirlwind weekend of looking at houses. Prior to our on-site visit to...

2015-03-16T20:17:46+00:00

“The Bakers treated us like family during our whirlwind weekend of looking at houses. Prior to our on-site visit to Sunset Beach they created a portal and populated it with properties that met our ever-evolving criteria. By time we arrived we had a good feel for what we could afford and what was available that met our criteria. The Bakers, especially Karen, were able to make sense of what we thought we were looking for and eventually matched us with a house that we ended up purchasing — Karen called it the “This is it” house and she was right. We are loving our 2nd home and appreciate how painless Karen and Frank made the process. All the paperwork was done seamlessly and quickly and the closing went off without a hitch. The Bakers do not believe in the hard sell — they gave us the knowledge we needed and the guidance we needed to make our dream a reality.”

http://sunsetbeachandbeyond.com/testimonials/steve-jean-devito/

Matt & Amy Carver

Amy and I have bought and sold four properties in the past twelve years. Both of you are the best...

2015-03-16T20:18:22+00:00

Amy and I have bought and sold four properties in the past twelve years. Both of you are the best realtors we have ever dealt with. Amy and I both felt we could trust you to look out for our interest. The level of service you provided was outstanding, from taking the trash out, helping the buyer with inspecting the irrigation system, dealing with our tenants, always being there if we needed to ask a question, providing constant updates on the market and always keeping us informed on the sale of our house. I think your next venture should be training other realtors, because both of you have mastered the art of providing excellent service. I will be sure to recommend the Frank and Karen team to anybody looking for a trust worthy, knowledgeable and top performing realtor. It was a pleasure working with both of you.”

http://sunsetbeachandbeyond.com/testimonials/matt-amy-carver/

Ernie & Carol G.

“Karen & Frank Baker are the best. They are very knowledgeable with the area & showed us many homes. When...

2015-03-16T20:18:50+00:00

“Karen & Frank Baker are the best. They are very knowledgeable with the area & showed us many homes. When we made up our minds which one we wanted, they got us the best deal on it. We were very satisfided with them. After the purchased was made & we moved in, they were still there to answer any questions or problems that we might of had. Like I said, they are the BEST.”

http://sunsetbeachandbeyond.com/testimonials/ernie-carol-g/

Dave & Rose

“Thanks again for all the time you spent with us, As overwhelming as it was, you two made it fun”

2015-03-16T20:19:23+00:00

“Thanks again for all the time you spent with us, As overwhelming as it was, you two made it fun”